successes obstacles in seattle - clean energy solutions center · 2014-12-05 · duane jonlin...
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Successes & Obstacles in SeattleGlobal Building Performance Network– Nov 2013
Duane JonlinSeattle Department of Planning & Development
Washington State Building Code Council
Washington State Goals:The Hard Part is in the Future
But, Everything is Relative
Political Considerations = Financial Considerations
Good economy – easier to move forwardBad economy – harder to create new rules
Global warming & climate change – far awayCost and disruption for business – right here
Activists – concerned about climate changeBusiness – concerned about profit
“That which exists must be possible.”
RFM offices in Bremerton operating at 61 kWh/M2Federal Center South in Seattle at 71 kWh/M2Bullitt Foundation in Seattle at Net Zero Energy
32,700 M2 National Renewable Energy Laboratory in Colorado at Net Zero EnergyPublic schools in Kentucky at 60 –70 kWh/M2 (and now one at Net Zero Energy)
Long‐term planning &Near‐term disruption
• Don’t tell me how to run my business!• Long‐term savings are great, but up‐front costs and risks are very unpopular
• Long‐term goals don’t inform the first steps• The bandage question: What hurts more?
– Pull it off a little bit at a time– Rip it all off at once
Difficult to create high performance standards for new buildings
• …but even more difficult to impose strict standards for old buildings
One idea:• Set existing building performance requirements for 2030 (or whenever)
• Offer good incentives to do it now…• …but reduce the incentive every year
Energy Code defines the “Worst Allowable Building”
• Now need hundreds of “Best Possible Buildings”• Defines next “worst allowable building” standard• Could “worst” buildings subsidize “best” buildings?
Market Support for Change?
• All regulations are bad• All taxes are bad• All construction costs are bad
– Even if long‐term costs lower
However, some business leaders support change –make sure they are heard!
Encouraging market support
• Make new energy codes financially sound• Be ready to explain that clearly• Convince bankers and appraisers• Publicly label building performance
How much does efficiency cost?
• Anything “new” costs more• Cost lowers as “new” becomes “normal”• Need visible high‐performers in town• Expensive energy = cheap efficiency• Costs lower if you do everything in the building right simultaneously
Target Performance Path
• Design team can toss out the energy code• Predict performance with energy modeling• Prove performance with 12 months’ operation
• Back up with financial security
Commissioning
• Designed operation = actual operation
• Extends past construction into occupancy
• Separate permit required to complete tests and correct deficiencies
Substantial Alterations
• Once in a generation opportunity • Most economical moment for upgrade• Almost full code compliance required
Solar power: today leads to tomorrow
• A little solar power required now
• Half of roof reserved for solar in the future
Large Tenant Sub‐metering
• Large tenant gets electrical use “dashboard” • Tenant can monitor (and manage) energy use• Give control to the people who can act on it
Plug Load Controls• In offices & classrooms, half of electrical outlets controlled by time clock or occupancy sensor.
• Plug loads represent 20%30 ‐ 40% of commercial building energy use
The best path to our goal?Floor vs. Ceiling
• Raise the “ceiling” with high performing buildings– Re‐define what’s normal
• Raise the “floor” steadily with the energy code – The “ankle breaker”
• Learn from adversaries• Focus on measured results
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